We had appointed conveyancing lawyers locally in Blackley on the UBS solicitor approved list. They are now charging me an additional amount for the legal aspects of the UBS mortgage. Is this an additional conveyancing fee set by UBS?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your solicitor may charge a fee for this. This fee is not dictated by UBS but by your Blackley lawyer. Some firms on the UBS panel will quote an ‘acting for lender’ fee but plenty of firms include it on their overall fee.

Completion of my purchase has taken place for my property in Blackley. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I was told two weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Blackley is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.

I'm buying a new build house in Blackley benefiting from help to buy. The developers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not reveal to my lawyer about the side-deal as it could put at risk my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

In my capacity as executor for the will of my father I am disposing of a house in Neath but live in Blackley. My conveyancer (approximately 250 miles awayneeds me to execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing practitioner in Blackley to attest this legal document for me?

strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in Blackley

I today plan to offer on a house that seems to tick a lot of boxes, at a reasonable price which is making it more attractive. I have just discovered that it's a leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Blackley. Conveyancing lawyers have not yet been instructed. Will they explain the issues?

The majority of houses in Blackley are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Blackley so you should seriously consider shopping around for a Blackley conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’spermission to conduct alterations. You may also be required to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your solicitor will appraise you on the various issues.

I am the registered owner of a 2 bed flat in Blackley, conveyancing having been completed June 2009. Can you work out an approximate cost of a lease extension? Equivalent flats in Blackley with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2091

You have 65 years remaining on your lease the likely cost is going to span between £13,300 and £15,400 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

We have an offer in principle from Birmingham Midshires who have advised we could borrow up to £400k. When do we need to instruct a lawyer for conveyancing? Blackley is where we are purchasing.

It would be wise to appoint a conveyancing practitioner now requesting that they create a file on your behalf. This will trigger: 1) the selling agent to send out the Sales Memorandum to all parties 2) the seller’s conveyancing practitioner to send out the draft paperwork. However, do not instruct your property lawyer to order searches until you receive your valuation report from Birmingham Midshires and you are willing to proceed.